Until you have several properties, I don't believe you're going to have the bargaining power to really negotiate a much better rate.

Why not negotiate a discount on the sale and then convert to oil with the savings?  

If you hire a real estate agent insert the disclosure in the listing agreement and make them aware of it, and then when negotiating the sale insert a paragraph in your response or if you accept; write an acceptance letter with a paragraph identifying the encroachment of the fence into neighboring land.

I need a lawyer who can negotiate and hopefully clear a 2nd that was a MERS 2nd (bought house in 2005) and now, no clear loan servicer. 

Here are the numbers:Initial asking price: 48,000-Little maintenance done on the house in the last 15 years, poor location, and low current rents helped me negotiate a lower price.

We're moving to a 6 year fixed/20 year amortization loan with a balloon payment at the end, however we have negotiated the bank adding in a guarantee of renewal to a new loan at the end of the 6 year term at the same % above prime that we close the loan at (eg; we're closing now at 4%, .75% over prime. 

Also, negotiate with the lender that it be a non-recourse loan IF you find a good enough deal.I've borrowed nearly a million bucks in hard money since 2012 and it was a great way to get rolling but working with the right lender is key!  

I'm looking for someone who can take me under their wing on some wholesale deals to teach me how it's done,from putting a property under contract,negotiating,making an offer on a property and closing a deal.

My plans right now are to see the place myself this weekend, let it settle and not let my emotions take over, and then make an offer (expecting to negotiate and will be contingent on tenant leaving) mid next week.

Why not just negotiate an option contract, that does  not require lying to the seller?